12 Spinney Close, Winsford, CW7 3UB

UPRN:100010212646Detached House3 bedsBuilt 1991-1995

Tenure: -Council Tax: Band CEPC: C (71)

Data freshness:Listing· freshPlanning· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Mixed

Verdict

5 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

19 of 21 sources

Sale Estimate

£253,000

£228k - £278kMedium

Estimate

£253k

Range

£228k – £278k

Rent Estimate (pcm)

£1,050

£950 - £1k

Monthly

£1,050

Yield

4.50%

Verdict

Derived from HomePortfolio scores

12 Spinney Close earns an INVESTIGATE rating with HP Score 73/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (50/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

50/ 100

Moderate

Transit & Bike

Transit 6Bike 47

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge-0.6/15
claims [AVM -10.7% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 100010212646· as of 9 Oct 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.91
- valuation_snapshotsrent estimate 1050/mo (range 950-1100)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -540/mo, -51% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 36 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 3 Nov 2026
Risk & liquidity12.9/15
346 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£210,000£322,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£280,000

At the asking price

Monthly rent£1,050/mo

Evidenced range £950-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £89,300
Net cash flow: -£218/mo
Cash on cash: -2.9%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.11 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 100010212646Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1050/mo (range 950-1100)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 1050/mo (range 950-1100)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 36 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£253,000

Rent Estimate (pcm)£1,050

Gross Yield4.50%

1y Growth-

3y Growth+1.1%

5y Growth+3.7%

10y Growth+3.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CW7 3UB

Approval Rate

-12mo

Development

low

26/03218/DIS
Discharge of conditions 8 (Section 278), 9 (Pedestrian connectivity), 10 (Proposed materials) and 26 (Energy efficiency) of 22/01393/FUL
Pending
26/03215/S73
Variation of Condition 2 (Approved Plans) of planning permission 26/00794/FUL (Demolition of the rear conservatory, single storey rear and side extensions, garage conversion to habitable space, new side window opening with existing opening blocked up. New front porch with render finish and part render to front elevation) to allow the approved single-storey rear extension to extend 4m rather than 3m.
Pending
26/03138/NMA
Non-material amendment to 17/04426/REM (residential development of up to 215 dwellings, public open space with recreational facilities, site access, associated highways and infrastructure works) (Further amendments to condition 2 (Plots 57 - 109 drainage / levels / sections details)
Approved

View Planning Timeline

Ownership

Corporate Ownership84%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,391

Population Density-

Owner Occupied75%

Age Distribution

0-15 13%16-64 67%65+ 20%

View Area Profile

Schools Nearby

Wharton CofE Primary School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Willow Wood Community Nursery and Primary School
0.5 mi
Inspected as Willow Wood Community Nursery & Primary School (URN 135256) on 6 Jun 2023
St. Chad's Church of England Primary School
0.6 mi
Good
Winsford High Street Community Primary School
0.8 mi
Good

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

17 Spinney Close
-
£289k
-
4 Spinney Close
-
£270k
-
22 Spinney Close
-
£235k
-
9 Spinney Close
-
£120k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN